11.1.8 Foothills Comprehensive Development Plan Area (FCDPA) The Foothills ... · 2018. 1. 18. ·...
Transcript of 11.1.8 Foothills Comprehensive Development Plan Area (FCDPA) The Foothills ... · 2018. 1. 18. ·...
11.1.8 Foothills Comprehensive Development Plan Area (FCDPA)
The Foothills Comprehensive Development Plan Area is established policy in the Official Community Planand is under implementation. In addition to the general guidelines for Special Plan Areas outlined inSection 8.4, the following policies apply to the Foothills Comprehensive Development Plan Area:
1. Permitted uses within the FCDPA include
residential, neighbourhood retail, parks,
recreation, utilities, places of worship,
schools, and fire halls.
2. The Foothills CDP may include one
neighbourhood commercial site. This use
should have a focus on providing a retail
"convenience" service to reduce the use of
motor vehicles. Additional civic uses such as
a secondary fire hall, local park, or other
features to provide a neighbourhood
atmosphere for families such as a place of
worship, community hall, or playground
should be associated with this site.
3. The Foothills CDP Area will have a
maximum gross density of 1.0 unit per
hectare. The total number of residential
units in the Foothills Estates may be up to a
maximum of 730.
4. Density transfer will be permitted in this
area at a ratio of 1.0 unit for each for each 1
hectare dedicated as Public Park. The 5%
dedication required under the Local
Government Act may be included as part of
the parkland resulting from density
transfer. The target area for parkland
resulting from density transfer is 365
hectares or 50% of the site area.
5. Development areas and park areas within
the FCDPA will conform to the concept
illustrated on Map No. 9 in this Plan.
6. In subdivision applications, an area of
proposed parkland equivalent in area to the
area of proposed residential development
shall be included in the subdivision, or shall
be secured through other means for public
ownership and use.
7. The District recommends that an
ecosystem-based site-adaptive planning
approach be used in developing the site
plan for the FCDPA.
8. The District encourages a range of lot sizes
and house sizes, within a rural setting and
with a predominantly rural character.
9. The proposed 365-hectare park area will
prioritize environmentally sensitive areas,
wildlife corridors, high recreational values,
viewscapes, and interconnectivity to the
developed portion of Lantzville and the
Regional District of Nanaimo trail network.
10. Traffic impacts on developed areas of
Lantzville and adjacent Electoral Area D
must be minimized. A detailed traffic and
transit study, and detailed road network
plan, including public parking areas,
prepared by a qualified professional, must
be completed to the satisfaction of the
District of Lantzville.
11. A detailed parks plan and trail network
outlining construction techniques must be
completed to the satisfaction of the District.
Proposed improvements to proposed
municipal parks or open space will be
completed prior to acceptance of those
lands.
12. A detailed infrastructure plan must be
completed outlining water service, sanitary
sewer service, roads, and storm water
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management including a description of the
standards used for infrastructure design.
13. Connections between water and sewer
infrastructure in the Foothills Estates area
and infrastructure in the rest of Lantzville
will be encouraged where economies of
scale and security of the service will result.
14. A site restoration and rehabilitation plan to
address erosion risk, surface water quality
and quantity, and riparian areas must be
completed and a schedule developed to
carry out the plan. The landowner may be
required to register a covenant against the
property, post a bond, or provide other
guarantees that the plan will be
implemented.
15. No subdivision will be approved or parkland
accepted unless remediation work has been
either completed or otherwise guaranteed
in the area of application.
16. Wildlife impacts will be assessed and risks
associated with large animals such as bears
will be identified with recommended
mitigation measures.
17. DPA guidelines also apply to many portions
of the Foothills CDPA.
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11.2 Development Permit Areas
Section 488 of the Local Government Act allows the District to designate Development Permit Areas(DPAs) for one or more of the following purposes:
(a) protection of the natural environment, its ecosystems, and biological diversity;
(b) protection of development from hazardous conditions;
(c) protection of farming;
(d) revitalizatlon of an area in which a commercial use is permitted;
(e) establishment of objectives for the form and character of intensive residential development;
(f) establishment of objectives for the form and character of commercial, industrial, or multi-familyresidential development.
By requiring a development permit for a project, the District can require a greater level of detail and
analysis for a development proposed for lands that are considered to have special or sensitiveconditions. The community is thus better able to assess the impact the project will have.
The following activities require a development permit whenever they occur within a DPA:
► subdivision of land;
► the siting and construction of buildings and structures with a building floor area greater than 10square metres (107.6 square feet);
► paving improvements including roads and driveways, septic tanks, drainage fields, sewagetreatment systems and discharges, irrigation or water systems, driveways, swimming pools,retaining walls, and shoreline protection devices.
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11.2.1 General Development Permit
Area Policies
Development Permit Areas are shown on Map
No. 10. The following general policies apply to
Development Permit Areas:
1. Owners of land within a DPA are required to
obtain a development permit prior to: the
subdivision of land; the construction of, or
addition to a building or structure on the
land; or the alteration of land within a
designated Development Permit Area,
except where exemption provisions apply.
2. In reviewing development permit
applications, the District will give due
consideration to:
• soil stability;
• natural vegetation or ground cover;
• wildlife and fish habitat;
• quality and quantity of surface drainage
and groundwater; and
• adjacent land uses.
3. Where land Is subject to more than one
DPA designation, a single development
permit Is required. However, the
application will be subject to the
requirements of all applicable DPAs.
4. Where, In the opinion of council, the
proposed change Is small In scale, or
Insignificant In terms of potential Impact, a
development permit may not be required.
11.2.2 Development Information
Under Section 485 of the Local Government Act,
the District may require development approval
Information within the Development Permit
Area. Where a report by a qualified professional
Is required, the following guideline may be used
to define the scope of the Information required.
This guideline Is not Intended to limit the scope
of a required report on any specific site as may
be required In a Bylaw approved under Section
485. The report will contain:
1. A legal description of the property.
2. A location map depicting property location.
3. A description of any relevant climatic,
hydrometric, geological, hydro-geological,
ecological, or other related Information.
4. A site map and/or air photograph overlay
depicting: the existing property boundaries,
water courses, slopes, sensitive and habitat
areas, and any other relevant regional or
site-speclfic Information.
5. A description of all relevant restrictive
covenants registered on title for the subject
property.
6. A review of current and historical air
photographs.
7. A review of historic nature, extent,
magnitude, frequency, and potential effect
of hazards or constraints that may affect
the property.
8. A description of the methodology and
assumptions used to undertake the
assessment. The methodology should be
described In sufficient detail to facilitate a
professional review.
9. An assessment of the location of all
proposed building or development sites by
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specifying setback distances from a natural
boundary, property boundary, or feature or
hazard area and/or map notation. Areas
depicted on maps must be delineated with
sufficient accuracy and detail to allow the
preparation of legal reference plan for
attachment to a restrictive covenant.
10. Where applicable, flood construction level
by prescribing an elevation above the
natural boundary of a watercourse or
natural ground elevation at the building
site, or by specifying a geodetic elevation,
or by a combination of the above.
11. Recommendations to ensure safe use of a
site should be clearly stated with sufficient
detail and clarity to facilitate inclusion of a
Land Title Act Section 219 covenant.
12. A description of any proposed mitigation
works and/or actions designed to mitigate
the hazard or impact of development.
13. Where mitigation works and/or actions are
proposed, an assessment of the effects that
the proposed works and/or actions may
have on other properties including public
infrastructure or lands.
14. Where mitigation works and/or actions
designed to reduce hazards or impacts are
contemplated, the applicant should confirm
that the works and/or actions will be
acceptable to the local government, and
that they would meet regulatory
requirements prior to completing the report
and/or a detailed design.
15. A Quality Assurance Statement with
signature and seal of a Qualified
Professional. Some assessment reports may
require the involvement of one or more
Qualified Professionals and/or a peer
review process.
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11.2.3 Activities Not Requiring a
Development Permit
The following activities do not require a
development permit:
► removal of hazard trees;
► emergency actions for flood protection, orerosion protection;
► emergency works to repair or replace publicutilities or infrastructure;
► repairs to bridges or safely fences
► removal of invasive non-native vegetationfrom riparian areas;
► instream habitat development orrestoration that complies with Provincialand Federal legislation and requirements.
11.2.4 Mapping of Development
Permit Areas
Eight Development Permit Areas are designatedon Map No. 10 {Development Permit Areas).These Development Permit Areas are:
► DPA I - Watercourse Protection
► DPA It - Steep Slope Protection
► DPA III - Sensitive Ecosystems Protection
► DPA IV - Coastal Protection
► DPA V - Village, Intensive Residential, andMulti-Family Form and Character
► DPA VI - Lantzville Industrial Land Form and
Character
► DPA VII - Forest Resource Lands
► DPA Vlil - Hwy 19 (Island Highway)
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11.3 DPA I - Watercourse Protection
11.3.1 Category
Pursuant to Section 488 (1) (a) and (b) of the Local Government Act, this designation is intended to
minimize the impact of the built environment on fish habitat and fish supportive watercourses, as well
as to minimize the effect of seasonal flooding on the built environment. DPA I areas include all land
within a distance of 30 metres from top of bank for all streams, brooks, creeks, and wetlands, including,but not limited to, Knarston, Bloods, Hardy, Metral, Heikkila, Raines, Caillet, and Jepson Creeks, CopleyBrook and wetland, and Doumont Marsh.
11.3.2 Justification
Watercourse Protection Development Permit Areas represent resources that provide habitat for aquaticand wildlife species. Riparian areas also protect the physical and ecological integrity of the watercourseecosystem and provide valuable groundwater recharge. Undisturbed riparian areas can protect private
property from the impacts of flooding and potential loss of land due to erosion and instability.
m
nm
tFigure 73: Watercourse and riparian area protection provides habitat, aquifer recharge, erosion andflood control, andcommunity amenity.
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11.3.3 Guidelines
1. A development permit must be applied for,
and issued by the District of Lantzville, prior
to any of the following activities occurring
in the Watercourse Protection
Development Permit Area:
removal, alteration, disruption, or
destruction of vegetation;
disturbance of soils;
construction or erection of buildings
and structures;
creation of non-structural impervious or
semi-impervious surfaces;
flood protection works;
construction of roads, trails, docks,
retaining walls, wharves, and bridges;
provision and maintenance of sewer
and water services;
development of drainage systems;
development of utility corridors; and
subdivision as defined in Section 455 of
the Local Government Act.
2. Interior alterations or non-structural
exterior alterations to a building or
structure do not require a Watercourse
Protection Development Permit.
3. Where possible, development or alteration
should be planned to avoid intrusion into
DPA I areas and to minimize the impact of
any activity on these areas.
4. The definitions of "stream",
"development", and "riparian area" are in
the Riparian Areas Regulation (RAR) under
the Fish Protection Act. For the purposes of
this Development Permit Area, the terms
used herein have the same meaning that
they do under the Riparian Areas
Regulation (BC Reg. 376/2004).
5. The Development Permit Area is
coincidental with the Riparian
Assessment Area as defined in the Riparian
Areas Regulation (BC Reg. 376/2004). The
Development Permit Area is indicated in
general terms on Map No. 10.
6. Notwithstanding the areas indicated on
Map No. 10, the actual Development Permit
Area will in every case be measured on the
ground, and will be:
(a) for a stream, the 30-metre strip on both
sides of the stream, measured from the
high water mark;
(b) for a 3:1 (vertical/horizontal) ravine less
than 60 metres wide, a strip on both
sides of the stream measured from the
high-water mark to a point that is 30
metres beyond the top of ravine bank;
and
(c) for a 3:1 (vertical/horizontal) ravine 60
metres wide or greater, a strip on both
sides of the stream measured from the
high-water mark to a point that is 10
metres beyond the top of ravine bank.
7. Prior to undertaking any of the
development activities listed above, an
owner of property within the Watercourse
Protection Development Permit Area shall
apply to the District of Lantzville for a
development permit, and the application
shall meet the following guidelines:
(a) A qualified environmental professional
(QEP) will be retained at the expense of
the applicant, for the purpose of
preparing a report on the riparian area
pursuant to the RAR Assessment
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Methodology guidebook. The report
will be submitted to the BC Ministry of
Environment, Fisheries and Oceans
Canada, and District of Lantzville.
(b) Where the QEP report proposes a
Harmful Alteration, Disruption, or
Destruction (HADD) to fish habitat
pursuant to Section 35(2) of the Canada
Fisheries Act, the development permit
shall not be issued unless the HADD is
subsequently approved by Fisheries and
Oceans Canada.
(c) Where the QEP report describes an
area designated as Streamside
Protection and Enhancement Area
(SPEA), the development permit will not
allow any development activities to
take place therein, and the owner will
be required to provide a plan for
protecting the SPEA over the long term
through measures to be implemented
as a condition of the development
permit, such as:
• a dedication back to the Crown;
• gifting to a nature protection
organization (tax receipts may be
issued);
• the registration of a restrictive
covenant or conservation covenant
over the SPEA confirming its long-
term availability as a riparian buffer
to remain free of development.
(d) Where the QEP report describes an
area as suitable for development with
special mitigating measures, the
development permit will only allow the
development to occur in strict
compliance with the measures
described in the report.
(e) Monitoring and regular reporting by
professionals paid for by the applicant
may be required, as specified in a
development permit.
(f) If the nature of a proposed project in a
riparian assessment area evolves due to
new information or some other change,
the QEP will be required to re-assess
the proposal with respect to the SPEA.
(g) Wherever possible, QEPs are
encouraged to exceed the minimum
standards set out in the RAR in their
reports.
8. No development projects within the 30-
metre riparian assessment area may
proceed until the Ministry of Environment
advises the District of Lantzville that the fish
habitat requirements as set out in the
Riparian Areas Regulation have been met.
9. No aspect of this Schedule relieves a
developer from the requirement to meet all
other requirements of any applicable
bylaws or enactments or to acquire any
necessary permits.
10. Development permit applications should
include a report prepared by a qualified
professional outlining the following
information:
• detailed site plan (1:250 or larger)
identifying the environmentally
sensitive area within the site;
• criteria used to define the boundaries
of the environmentally sensitive area;
• inventory of fisheries species and
related habitat;
• impact statement describing effects of
proposed development on natural
conditions;
• procedures for protection of riparian
areas and habitat during construction;
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• guidelines for mitigating habitat
degradation including limits of
proposed leave areas;
• habitat compensation alternatives,
where compensation is approved.
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11. Development permit applications should
include a vegetation management plan
indicating the extent of proposed buffer
areas and the proposed management of
vegetation in these areas.
12. Based on the bio-physical assessment of the
site within an area designated DPA I, works
or protective measures, such as the planting
or retention of trees or vegetation, may be
required to preserve, protect, restore, or
enhance natural watercourses, fish habitat,
or riparian areas.
13. In the absence of a report from a qualified
professional, a minimum buffer of 30
metres will be preserved between the
natural boundary of the watercourse and
any building or structure.
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11.4 DPA 11 - Steep Slope Protection
11.4.1 Category
In accordance with Section 488 (1) (b) of the Local Government Act, steep slopes are areas with 30
percent incline or more, and may be treed. These slopes are designated DPA II areas, as shown on Map
No. 10.
11.4.2 Justification
These slopes tend to constitute high risk areas for erosion and slippage if the tree cover is substantially
altered. In order to ensure that potentially hazardous conditions are avoided, that adequate tree cover
is retained, and that surface water runoff is minimized, the District requires development permits for
these areas.
... «
Figure 74: Development near steep slopes may provide views, but hazards require careful avoidance and risk management
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11.4.3 Guidelines
For areas on steep slopes, the following guidelines will be used to assess any proposed development oralteration of land:
1. Development permits will be required In
these areas for activity including
construction, subdivision, land clearing,
land grubbing, soil removal, soil deposit,
and tree removal.
2. Interior alterations or non-structural
exterior alterations to a building or
structure do not require a development
permit.
3. Where possible, development or alteration
should be planned to avoid intrusion into
DPA II areas and to minimize the impact of
any activity on these areas.
4. Prior to any development or alteration of
land within DPA II areas, a development
permit must be issued that includes an
assessment by a qualified professional
assessing the slope condition and the
importance of existing vegetation to the
slope stability.
5. No development or alteration of land will
occur where the report by the qualified
professional indicates that a hazardous
condition would result.
6. The District encourages planning for the
retention of significant stands of trees
within DPA II areas.
7. In the absence of a geotechnical
engineering report, no development or
alteration of land will be permitted on a 30
percent or steeper slope, or within 30
metres of the top of the ridge or the base of
the slope.
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11.5 DPA III " Sensitive Ecosystems Protection
n.5.1 Category
As permitted by Section 488 (1) (a) of the Local Government Act, environmentally sensitive areas or
ecosystems and areas that have been identified in the Sensitive Ecosystem Inventory Project for
Southeast Vancouver Island (2004 update) as being endangered or sensitive to disturbance, are
designated as Development Permit Areas. Such lands include stands of Garry oak, woodlands, older
forests, habitat and nest trees for eagles and herons, meadows, grasslands, and their associated species,
some of which are unique to south-eastern Vancouver Island.
11.5.2 Justification
The Wildlife Act protects identified birds, birds' nests, eggs, and young while the nest is occupied and
year-round for the nests of eagles and herons. To ensure the viability of nest trees, the Ministry of
Environment recommends buffer areas surrounding these trees.
Sensitive lands identified on the Sensitive Ecosystem Project map are generally considered to be areas
that are endangered or sensitive to disturbance. It is acknowledged, however, that there may be
sensitive ecosystems that are not recorded on the map, and that a number of sites shown on the map
have not yet been ground-truthed.
In both cases, adequate buffers must be provided between Environmentally Sensitive Areas and
development to protect the feature.
Figure 75: Sensitive ecosystems include nest trees, Garry oak, herbaceous areas, and areas of rare olderforest or woodlands
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11.5.3 Guidelines
For sensitive ecosystems the following guidelines apply:
1. Development permits will be required in
these areas for activity including
construction, subdivision, land clearing,
land grubbing, soil removal, soil deposit, or
tree removal.
2. Interior alterations or non-structural
exterior alterations to a building or
structure do not require a development
permit.
3. Nest trees are protected under the
provincial Wildlife Act This includes known
nest trees and nest trees that may be
identified during the course of site
assessment or development.
4. Nest tree protection buffer areas will be
determined in accordance with Section
4.3.2 of the document Develop with Care
2014: Environmental Guidelines for Urban
and Rural Land Development in British
Columbia and Section 8 of Guidelines for
Raptor Conservation during Urban and
Rural Land Development in British Columbia
(2013).
5. The District will only support development
of land within a DPA for environmentally
sensitive areas provided the applicant or
appropriate authority presents acceptable
evidence that the proposed development
will not disturb or adversely affect the
habitat tree or ecosystem.
6. Development permit applications should
include a report prepared by a qualified
professional outlining the following
information:
• detailed site plan (1:250 or larger)
identifying the environmentally
sensitive area within the site;
• criteria used to define the boundaries
of the environmentally sensitive area;
• inventory of species and related
habitat;
• impact statement describing effects of
proposed development on natural
conditions;
• procedures for protection of
Environmentally Sensitive Areas during
construction;
• guidelines for mitigating
Environmentally Sensitive Area or
habitat degradation including limits of
proposed leave areas;
• habitat compensation alternatives,
where compensation is approved.
7. In the absence of satisfactory evidence of
non-disturbance, no development or
alteration will occur within 60 m of the
habitat tree or within 30 metres of a
sensitive ecosystem.
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11.6 DPA IV - Coastal Protection
11.6.1 Category
Pursuant to Section 488 (1) (a) and (b) of the
Local Government Act, the entire shoreline of
the District of Lantzville at the Salish Sea is
designated a Development Permit Area,
including the land within 15 metres inland of
the natural boundary, and also the public
foreshore from the natural boundary seaward
to the water low tide line, as shown on Map No.
10.
11.6.2 Justification
Construction or erosion control features along
the waterfront often accelerate shoreline
erosion on adjacent areas, reduce stability, and
degrade the aesthetic of and pedestrian
movement along the beach area. They may also
result in accretion in other areas. In order to
ensure that potentially hazardous conditions
are avoided and that the integrity of the slopes
and shoreline is maintained, alteration of
adjacent lands must be regulated.
Figure 76: Maintaining public foreshore access andwaterfront ecosystems must be integrated with waterfrontproperty development and maintenance
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11.6.3 Guidelines
The District has adopted the following guidelines for coastal protection:
1. A development permit will be required for
shoreline protection devices, removal of
native vegetation, grading, or works within
an area designated DPAIV.
2. Construction or alteration should be
planned to avoid intrusion into DPA IV
areas, to minimize the impact on these
areas, and to minimize any further erosion
or accretion at the subject property or
adjacent properties. Public walking access
along sand or gravel beach areas will be
accommodated between the non-spring
high tide line (approximately 1.5 metres
geodetic) and the toe of any structural
riprap or vertical erosion control structure,
with a minimum public access width at non-
spring high tide of 2 metres. It is recognized
this public access may be temporarily
inaccessible in spring tide and storm surge
conditions.
3. An assessment by a qualified professional
(marine engineer and/or geotechnical
engineer) and a British Columbia Land
Surveyor's certificate will be conditions of
the development permit for shoreline
protection devices or works.
4. Other than approved portions of green
shores beach nourishment solutions,
protection devices or works will be located
within the original shoreline property
boundary, without extending into prior
encroachments onto public property and
without extending into accretion areas.
5. No development or alteration of land will
occur where the qualified professional
report indicates that a hazardous condition
would result or impacts will occur on
adjacent public or private property.
6. Except where otherwise permitted in the
Zoning Bylaw, buildings and accessory
structures must be set back at least 15
metres from the property boundary
adjacent to the Salish Sea. This 15-metre
area will be limited to uses that have impact
on the marine foreshore and bank.
7. The flood construction level will be an
elevation at least 4.5 metres geodetic (2.0
metres above the highest recorded water
level of the Salish Sea). This flood
construction level may change from time to
time due to the influence of anticipated sea
level rise. Structures that have an
anticipated life exceeding 75 years shall
require a custom flood construction level
that anticipates sea level rise to the end of
the structure life, as determined by a
qualified professional (marine engineer
and/or or geotechnical engineer).
8. The placing of fill within 15 metres of the
top of bank will be discouraged. Any
grading within the Development Permit
Area requires a development permit.
9. The District encourages the retention and
restoration of natural shoreline vegetation
and naturally occurring driftwood and
rocks. Where these are removed for
construction (including beach nourishment
or green shores construction), the owner's
qualified professionals shall provide a plan
for restoration or replacement of native
shoreline vegetation, large woody features,
and foreshore / backshore habitat features.
Once approved by the District, the plan
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shall be a requirement of development
permit.
10. The District will discourage armouring of
the shoreline by retaining walls, cement
blocks, or other permanent structures
unless erosion is directly threatening the
permitted primary residential building.
11. The need for all erosion protection
structures, and the design and materials of
the erosion control features, shall be
determined by a qualified professional
(marine engineer and/or geotechnical
engineer), and will be subject to approval
by appropriate federal and provincial
agencies and the District of Lantzvllle.
12. Where protection Is required, new and
reconstructed protection structures should
be constructed of (in order of preference):
• beach nourishment sand and gravels,
• large rounded boulders,
• large wood material,
• riprap,
• or combinations of the above, rather
than vertical wall structures.
13. If vertical wall structures are the only
potential solution, the owner shall provide
an impact assessment by a qualified
professional (marine engineer and/or
geotechnical engineer) that quantifies and
mitigates the potential impact to adjacent
properties and foreshore.
14. All erosion control features will be
constructed on private lands, other than
approved parts of green shores beach
nourishment which may extend onto upper
parts of the public foreshore. The portion of
beach nourishment on public property will
be subject to approval by Provincial and
Federal authorities, as well as the District.
15. The District will discourage the approval by
relevant provincial authorities of any
property accretion being transferred to
private landowners along the shoreline.
16. Over the longer term, the District will
encourage current landowners, and may
require new development to restore the
shoreline to a natural beach (green shore)
with provision for sea level rise. The District
will work with property owners and
provincial and federal agencies to develop a
restoration plan. Wave energy reduction
may be considered as part of the solution to
erosion and restoration.
17. The District will co-operate with foreshore
landowners, appropriate agencies, local
stewardship groups, and the community to
enhance creek mouths in support of aquatic
and riparian habitat.
Figure 77: At Rathtrevor Provincial Park, a seawall causingwaterfront erosion was replaced by beach nourishmentsands and gravels in a "Green Shores" approach
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11.7 DPA V - Village, Intensive Residential, and Multi-Family
11.7.1 Category
Pursuant to Section 488 (1) (d), (e), (f), (h), (i), and (j) of the Local Government Act, all land identified
below and as shown on Map No. 3 and Map No. 10 is designated a Development Permit Area, including:
► All land within the Village, including the commercial core and Village Residential areas, as shown onMap No. 3.
► All intensive residential, multi-family, commercial, or mixed-use lands within the District.
► All lands within the Special Plan Areas shown on Map No. 10, until such time as a Special Plan isadopted as a supplement to the OCP, in which case the DPA V Design Guidelines may be adjusted inaccordance with the applicable Special Plan, which may identify areas where DPA V would continueto apply, and other areas where DPA V does not apply (e.g. single-family land uses with separatebuilding schemes).
► DPA V design guidelines do not apply to the Lantzville Industrial Park, which is administered underDPA VI - Lantzville Industrial Land Form and Character.
11.7.2 Justification
Goal 3 in this Plan is to strengthen the Village Commercial Core, and Goal 4 is to Provide HousingChoices. It is the objective of the designation DPA V to provide guidelines for the form and character ofmixed-use, commercial, multi-family residential, and intensive residential development, as well as anyrevitalization of the Village Commercial Core which may include seniors residences. The District wishesto ensure that the Village develops as the central focal point in the community; that adequatepedestrian / bicycle paths are built and integrated into the surrounding neighbourhoods; and that thevisual appearance of the area is kept at a "village" scale, including compatible architecture andlandscaping. DPA V would also apply toany uses of these types that may occur inother Special Plan Areas, exceptingguidelines that be specific to locations Inthe Village. - -
Goal 1 of this Plan is to protect thenatural environment. Greenhouse gas(GHG) reduction targets are also includedin this Plan. Additional objectives of thisDPA are therefore to promote energyconservation, water conservation, andthe reduction of GHG emissions.
Appropriate site planning, form, exteriordesign, and features can have asignificant effect on water and energy
Figure 78: Guidelines promote high quality infill development on vacantor underutilized areas.
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useand GHG emissions.
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11.7.3 Guidelines
A. Guidelines Applicable to All Land Uses
1. A development permit will be required for
any subdivision, land clearing, grading, or
development, redevelopment, or
construction of any building or structure
within the Village, Intensive Residential, and
Multi-Family DPA.
2. A development permit will not be required
for interior alterations to buildings, or for
removal of one tree per parcel in any
calendar year period.
3. Intensive Residential means any
development on a parcel {fee simple or
strata) that is smaller than 500 square
metres, in area. Multi-Family means any
strata development including bare land
strata or building strata.
4. The policies contained In Part Two, Sections
0, 7.2, and 8.4 apply to this DPA.
5. The development permit application must
include architectural, landscape
architectural, and site plans showing, at a
minimum, the following:
• the location, design, architectural
elevations, and visual character of all
buildings and structures, including
signage;
• the location of roads, vehicular access,
and parking areas;
• the location of pedestrian and bicycle
linkages to adjacent neighbourhoods;
• the location of off-street parking and
any related landscaping and screening;
• the location of outside refuse
containers and any related landscape
buffer or fencing and plantings;
• a landscape site plan showing all
pedestrian plazas, walks, amenity areas,
site furniture, ornamental lighting,
public art, walls, steps or changes in
grade, street trees, and plantings to
create a welcoming landscape and
pedestrian environment; and
• The location, size and species of
retained vegetation, and the location,
size and quantity of planted vegetation
and tree cover.
Neighbourliness:
6. The scale, form, and character of new
development will enhance and be
compatible with the existing character of
surrounding properties.
7. Development will respect the tranquility,
privacy, and access to sunlight of nearby
properties.
8. Ocean views at the intersection of
Dickinson and Lantzville Roads, and
Tweedhope and Lantzville Roads, will be
protected, through sensitive and proper
massing, setbacks, and heights of
buildings at street ends.
9. All development will incorporate Crime
Prevention Through Environment Design
(CPTED) principles to ensure that public
safety and crime prevention are considered
in the physical layout and architectural
design. In particular:
• Providing adequate pedestrian level
lighting for sidewalks, pathways, and
parking areas to promote safe evening
access;
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• Buildings should be designed and sited
to facilitate a high degree of visual
surveillance of adjacent streets and
outdoor common areas from unit
windows;
• Exterior unit entrances/exits should be
designed and sited to allow a high
degree of visual surveillance from unit
windows, adjacent streets, and internal
roads; and
• The location of habitable rooms with
windows that face streets, sidewalks,
and associated open space should be
sited promote informal surveillance
through a high degree of visual
oversight.
Relationship to the Street, Public Reaim, &
Pedestrian Orientation:
10. All site plan layouts will accommodate
pedestrians and provide accessible routes
for wheel chairs:
• Primary pedestrian routes must be
smooth, level, and clear of
encumbrances to ensure direct passage
for those with visual impairments,
pushing strollers, or who require
mobility aids.
• Ramps shall be provided for wheelchair
and scooter access to buildings.
11. All development will integrate pedestrian /
bicycling paths into the site plans, providing
linkages with adjacent neighbourhoods.
Landscaping & Screening:
12. Design should account for solar exposure to
public and private spaces.
13. Development projects should retain as
much of the natural vegetation on site as
possible. Where it is necessary to remove
significant plant material in order to
develop a property, replacement plantings
should be provided of a sufficient number,
size, type, and maturity to off-set its
removal.
14. Impervious surfaces should be minimized.
Paved surfaces should be limited to
pedestrian gathering places and the
minimum requirements for parking and
loading spaces and maneuvering aisles.
Where paving is necessary, the use of
porous paving materials (e.g., permeable
pavers or wheel strips) and/or light-
coloured reflective paving materials is
encouraged.
15. Outdoor mechanical and electrical
equipment, including heat pumps, will be
screened from the view of onsite building
windows, balconies, decks, adjacent streets,
adjacent properties, and other prominent
public viewpoints.
16. Surface parking will be screened with landscape
or hardscape materials. Wherever practical,
surface parking areas should be softened
with the planting of trees throughout the
areas to visually break-up the parking area
and reduce localized heat build-up.
17. Outside refuse containers will be located to
the rear of the buildings where feasible, and
should be suitably landscaped with a solid
landscape buffer including a combination of
fencing and plantings.
18. Drought-resistant, edible, and native
planting species are encouraged. Invasive
species will not be planted.
19. Green roofs and rooftop gardens are
encouraged to reduce runoff and energy
consumption.
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20. Sufficient topsoil should be retained or
added to promote well-rooted landscaping
that requires less irrigation and stays green
longer during drought conditions.
21. Rainwater harvesting, for indoor non-
potable use and/or outdoor irrigation use,
is encouraged.
22. Vegetated channels such as bioswales are
encouraged to capture, store, and slowly
release rainwater in place of concrete storm
channels and drains.
Parking, Loading, & Access:
23. New public roads, private driveways, and
their access to existing public roads will be
sited to avoid environmentally sensitive
areas.
24. Underground parking is encouraged.
25. On site surface water retention and
absorption is required for outside parking
through the use of porous materials, water
retention and infiltration areas, or other
means that meet District development
standards.
26. Structured (in-building) parking is permitted
but it must incorporate well-designed
architectural elements or storefronts on
facades that fece the street or other buildings.
27. Provision for public transit service, including
bus stops and pull-outs, will be included
with development plans where appropriate.
Lighting:
28. All exterior building, exterior corridor, and
site lighting fixtures (including those in
parking areas, but excluding dwelling unit
balcony and patio lighting) should:
• produce illumination levels in
accordance with current engineering
practices and standards;
• minimize illumination of adjacent
properties;
• consist of full cut off / flat lens pole
lighting or fully shielded wall lighting;
and
• be arranged so rays of light are directed
upon the parking, walking, loading, or
corridor areas and not upon adjacent
land or streets.
29. Solar powered lighting is encouraged.
Green Buiidings:
30. Achieving energy use and greenhouse gas
emission benchmarks through the use of
architecture, design and construction
materials based on Leadership in Energy
and Environmental Design (LEED), Built
Green™, Passive House principles andstandards, or other recognized systems, is
encouraged.
31. Buildings and exterior elements such as
windows should be sited, designed, and
landscaped to take advantage of passive
solar exposure in wintertime and reduce
sun penetration in summer.
32. Incorporation of solar panels as a
supplementary or alternative energy and
geothermal heating are encouraged.
33. The use of on-site renewable energy
generation systems to supply electricity,
heating, and cooling energy to buildings and
other structures, water pumps, sewage
pumps, and/or charging stations for electric
vehicles is strongly encouraged.
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B. Guidelines for Residential Development
35. Limited areas of three- to four-storey
apartments or seniors housing shall be
located within walking distance (300
metres) of established commercial services
in the Village Commercial Core. Under
building parking shall be required for three-
to four-storey buildings, and strongly
encouraged for two-storey buildings. All
other multi-family housing should be a mix
of one- and two-storey heights.
36. Orient buildings and pedestrian entries to
face winding, narrow streets.
37. At site periphery, provide native wooded
buffers, or manicured streetscape, trees,
and articulated perimeter screening rather
than blank fences or hedges.
38. Multi-family housing developments will be
designed in such a way as to ensure ample
open space and pedestrian pathway
systems that connect to create continuity in
a trail system. Shared amenities such as
courtyards and community gardens are
strongly encouraged.
39. Bends or angles in building plan form are
encouraged to break up long facades and to
form courtyards or plaza spaces between
buildings.
40. Building and site architecture should be
highly articulated and detailed in rooflines,
facades, ground floor, and site elements.
Coordinate materials, forms, and design
character between buildings and site
elements like screens, fences, signage, and
lighting to be complementary with adjacent
uses.
41. Multi-family housing developments will be
designed in such a way as to facilitate
recycling collection and composting, and
shall include bicycle storage facilities.
42. District energy or heating systems are
encouraged where viable.
Figure 79: Precedents for site development guidelines
Provide wooded backdrop and Provide well-designed and
winding narrow streets detailed streetscape where
wooded buffers are not present
Avoid unarticulated streetscapethat turns its back on the street.
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Figure 80: Precedents for residential building guidelines
mi
tm
Building articulation includes
sloped and complex rooflines; steps in building height
(e.g., three-storeys to four-storeys); turns in building planto form courtyards or plazas;
articulated facades (many ins
and outs) including gables,
bay or box windows, recesses,
and balconies; and groundfloor articulation coordinated
with building design including
porches, screens, gates,
entrance features, signage,
and lighting.
- e w i.v
Where buildings include
garages, ensure it is the
residence and landscape that
dominates the streetscape,rather than the garage door.
Avoid large double garage
doors, using one (or two
separated) single doors.
Orient the garage door
perpendicular to the street
where possible.
Figure 81: Avoid these problems through well planned site design and high-quality building design
Avoid boxy, unarticulated Avoid wide garage doors andbuildings without varied roof or driveways that dominatefacades
Avoid long straight streets,
excess pavement, regimented
buildings
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C. Guidelines for Commercial, Institutional, and
Form & Character:
43. Guidelines for Residential Development
(above) apply to residential components of
this section.
44. A variety of architectural expressions are
supported. Buildings should fit the Lantzville
context; responding to the landscape, site,
climate, and history of the site.
45. The use of local building materials such as
wood is encouraged.
46. Simplistic box-shaped buildings are not
supported. Interesting rooflines are
supported, paired with heritage features.
47. A relaxed feel is supported, rather than
architectural styles that look too expensive
/ exclusive or resort-like.
48. Subtle design elements - such as porthole
windows, widow watches, or the use of
local coastal materials - could enhance the
connection between the village and the
seashore.
49. New development should support the
"village scale" of the Village Commercial
Core.
50. On sites at street corners, the roof and
facade design should emphasize the corner,
with visible portions of the building side
treated to a similar level of detail to the
Mixed-Use Development
building frontage, avoiding large visible
blank walls.
51. Special architectural features that establish
character or variety may, with Council
approval, exceed the zoning height limit.
Any height variance should take into
consideration the height of other buildings
on the street and protection of views.
52. Second and third / fourth storeys of
buildings should be stepped back, terraced,
or tapered from the first floor to maintain
pedestrian scale, prevent shadowing on the
street, enhance solar gain, and preserve
significant ocean views.
Building Materials & Colour:
53. The use of natural materials or materials
that replicate the aesthetic of natural
materials such as cedar shingles, wood,
logs, and stone is encouraged.
54. Historic colours such taupes, browns, greys,
whites, and pastels are supported, with
complimentary colours as accents.
55. Exterior trim and architectural features
should be robust and weather resistant.
56. Pedestrian weather protection should be
provided by overhangs or canopies.
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Figure 82: Application of form and character guidelines to the Village
Building form and height
► There Is broad support for keeping thevillage commercial core at a "village scale".This is interpreted by many communitymembers as a maximum height of threestories and waikable in length.
► Building heights should step down towardsthe ocean (potentially higher on the southside of the street, lower on the north),capitalizing on the seaside location.
► Having buildings step back at each storeywould also help avoid shading the street.
► Residential use above commercial units is
encouraged.
Relationship between buildings and the street
► Storefronts should be undulating. Whilebuildings may locate near the front of lots(not farther back than 8 metres, to bedetermined at the time of developmentpermit), forming a street edge and creatinga main street feel, a strong street wall is notpreferred. Instead, pedestrian andgathering areas in front of buildings shouldcreate variation and a high quality publicrealm. Setbacks for plazas, walk-throughs,and pedestrian elements are encouraged.
► Facades should provide visual interest andbuildings should interact with the street -for example, through doors and frontageson the street, large transparent windowswith window displays, and avoiding largeblank walls facing the street.
► Patio life should be encouraged, withactivity spilling out from storefronts (butnot obstructing walkways).
► Overhangs or awnings could provide color.Interest, and shelter from the rain.
Narrower building frontages, with shorterdistances between doors, could create a morewaikable rhythm.
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\
Figure 82: The photo above (from Falmouth, MA) washighly ranked by community members, for the scale andappropriate massing of the buildings, the stronginteraction between the buildings and the street (due tolarge clear windows and wares and activities spilling into
the pedestrian realm), and the ambiance and 'quaint'character.
Other precedent images:
■
Store differentiation, complex roof
Patio life
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BuUding character
► A variety of architectural expressions aresupported. Buildings should fit the Lantzvillecontext, responding to the landscape, site,climate, and history of the site.
► The use of local building materials such aswood is encouraged.
► Simplistic box-shaped buildings are notsupported. Interesting rooflines aresupported, paired with heritage features.
► A relaxed feel is supported, rather thanarchitectural styles that look too expensiveor resort-like.
Connection to the Ocean
► Views of the ocean should be preserved.
► Subtle design elements - such as portholewindows, widow watches, or the use oflocal coastal materials - could enhance the
connection between the village and theseashore.
Precedent Images continued:
I'lL
Local materials, accent colours
1
Articulated roof line using flat terraces / cornice detail.
Examples ofseaside elements in buildings:
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Relationship to the Street, Public Realm, &
Pedestrian Orientation:
57. Buildings fronting along Lantzville Road
should be oriented to Lantzville Road.
58. Facades should include elements of Interest
and buildings should Interact well with the
street - for example, through the provision
of doors and frontages on the street, large
transparent windows with window displays,
and avoiding large blank walls facing the
street.
59. Building facades should be designed in ways
that express individual storefront Identity.
Pedestrian scale of the street frontage
should be retained by articulating building
facades to represent small storefront
lengths of 5 to 8 metres, rather than long
continuous street walls.
60. Where larger interior spaces are warranted
{e.g., grocery or hardware store), smaller
retail, service outlets, or cafe spaces are
encouraged on the street or exposed
frontages to complement to store entrance,
and to avoid large blank walls facing the
street frontage(s).
61. Buildings should have a strong relationship
to the street. If buildings are set back from
the street, It should be for the purpose of
enhancing the pedestrian street level
appeal. This may include recessed
entrances, planters, shrubs, street
furniture, outdoor seating and dining areas,
public art, plazas, and walkways.
62. Storefronts should be undulating. While
buildings may locate near the front of lots,
forming more of a street edge and creating
more of a main street feel, a strong street
wall is not preferred. Instead, pedestrian
building frontages should provide variation
and a high quality public realm.
Figure 83: Create a "people place'
The above picture shows what a private business can do to
enhance the public realm, given supportfrom themunicipality. Although the buildings may be larger in scalethan what is envisionedfor Lantzville, visual preferencessuggested the streetscape looks texturolly pleasing,attractive, and sets up a "people place".
63. Short walkable distances between
storefronts and generous provision of
windows are encouraged.
64. In mixed-use buildings, locating residential
uses above commercial uses Is encouraged.
65. Awnings and canopies for visual interest
and shelter are encouraged. The design of
canopies should vary from frontage to
frontage. Long canopies of the same design
can harm the desired diversity and scale
and should be avoided. Freestanding
canopies at cafes or outdoor dining areas
are encouraged.
66. Natural light penetration under overhangs,
eaves, or awnings should enhance private
and public outdoor experience.
67. All commercial development will provide a
minimum of one rest bench. Rest benches
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that fit the character of the village are
encouraged.
68. Parcel coverage may be varied to provide
public amenities like gathering places.
69. Sunny sitting-out areas are encouraged
throughout the Village Commercial Core,
especially sidewalk cafes and quiet "sitting
and watching" areas, with a variety of hard
and soft ground surfaces and public seating.
Private sitting areas may be adjacent to, but
should not be on, public sidewalks, unless a
minimum of two additional metres of
sidewalk is available for safe pedestrian
passage.
70. Ornamental, decorative, and sculptural
elements are encouraged in building design
or freestanding on the site.
71. Greenery in the form of window boxes,
planters and hanging baskets maintained by
businesses could be encouraged. Some
businesses already add these features.
72. Planter boxes in the public right of way
could support beautification and delineate
pedestrian areas in the shorter term. Edible
landscaping could be incorporated where
feasible.
73. Periodic landscaped areas could also
provide breaks, screening on-street parking
and increasing attractiveness of the Village
to residents, commercial users, and
tourists.
Figure 84: Incorporate trees, fiowers, and sculpturalelements
Landscaping could incorporate elements of the seashore.Some examples ore depicted below:
A planted paddleboat
h-
Log features could be incorporated into planters
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Signage:
74. Signage will generally be unobtrusive and
designed in such a manner as to be
complementary to the "village" form and
character.
75. Signage should be clear and at as small a
scale as possible to be legible from adjacent
street areas. The District may consider a
consolidated sign directory for "Lantzville
Village" that is at the entrance{s) to the
Village Commercial Core.
76. The use of carved wood for signs is
encouraged.
77. Backlit signs are not permitted.
78. Where more than one business fronts a
street under a single awning, there should
be no more than one awning sign per
business.
79. Facia signs may be located on the exterior
front wall, side wall{s), and rear wall of a
building, limited to one sign on each facia.
80. Hanging, under-canopy signs are
encouraged perpendicular to a building, but
only one per business should be permitted
and any such sign should be not less than
2.5 metres above the sidewalk.
81. Freestanding signs using carved wood and
incorporating ornamental, decorative, or
sculptural elements are permitted.
82. Sandwich board signs must not obstruct
pedestrian circulation.
Figure 85: Shared signage that has a coastal village feel
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Parking, Loading, and Access
83. Where possible, vehicular access to all off-
street parking spaces will be from a lane or
side street.
84. Where access via a lane or side street is not
possible, vehicle access and egress will be
limited to one driveway per property,
scaled and designed to be attractive for
pedestrian access from parking to main
street and businesses.
85. New curb cuts will be avoided or minimized
on Lantzville Road. Sharing an access with a
neighbouring development is encouraged.
86. Loading and service areas will be located
and designed to minimize visibility from
public rights-of-way and public spaces. The
use of walls and landscaping to screen views
of these areas is encouraged.
87. Off-street parking or loading within the
setback between the road right of way and
the front of the building is not permitted;
off-street parking will be located to the side or
rear of the building.
88. A reduction in parking spaces based on a
mix of complimentary uses, different peak
time usage, or other shared parking factors
may be considered. A parking study may be
required.
89. All commercial development will provide a
minimum of one bike rack. Bike shelters
and bike storage facilities are encouraged.
Mmimziy g
Figure 86: The sign directs drivers to off-street parking atthe rear of buildings in Ladysn)ith
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11.8 DPA VI - Lantzville Industrial Land Form and Character
11.8.1 Category
Pursuant to Section 488 (1) (f) of the Local Government Act, the District designates the Lantzville
Industrial Lands as a Development Permit Area to control the form and character of development within
these areas.
11.8.2 Justification
While Lantzville Industrial Park Is, in general, fully developed and occupied, it is recognized that the area
could. In whole or in part, be redeveloped to suit new tenants. The area is highly visible by people
walking, bicycling, or driving along the Island Highway and is a reflection of the image many people have
of Lantzville.
«
Figure 87: Lantzville Industrial Park
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11.8.4 Guidelines
The following guidelines are intended to aid in the maintenance and enhancement of the area:
1. A development permit will be required for
any development within the Lantzville
Industrial Park DPA.
2. The policies contained in Part Three,
Section 11.2.1 apply to this area.
3. In accordance with its agreement with the
Ministry of Transportation and
Infrastructure, the District wishes to
maintain a treed buffer along the Island
Highway for its entire length within the
municipality. The District therefore
encourages the planting of trees, shrubs,
and hedges on the property frontages along
Industrial Road.
4. The development permit application must
include architectural, landscape
architectural, and site plans showing, as a
minimum, the following:
• the location, design, architectural
elevations, and visual character of all
buildings and structures, including
signage;
• the location of roads, vehicular access,
and parking areas;
• the location of pedestrian and bicycle
linkages to adjacent neighbourhoods;
• the location of off-street parking and
any related landscaping and screening;
• the location of outside refuse
containers and any related landscape
buffer or fencing and plantings;
• a landscape site plan showing all
pedestrian plazas, walks, amenity areas,
site furniture, ornamental lighting,
public art, walls, steps or changes in
grade, street trees, and plantings to
create a welcoming landscape and
pedestrian environment; and
• The location, size, and species of
retained vegetation, and the location,
size, and quantity of planted vegetation
and tree cover.
5. Outside storage and manufacturing areas
should be located to the rear of the
buildings and structures and should be
suitably screened with landscaping.
6. Buildings, structures, and works yards
located on parcels adjacent to Industrial
Road should be sited and shaped in such a
manner as to be visually unobtrusive.
7. Outdoor mechanical and electrical
equipment, including heat pumps, will be
screened from the view of onsite building
windows, balconies, decks, adjacent streets,
adjacent properties, and other prominent
public viewpoints.
8. Surface parking will be screened with landscape
or hardscape materials. Wherever practical,
surface parking areas should be softened
with the planting of trees throughout the
areas to visually break-up the parking area
and reduce localized heat build-up.
9. Outside refuse containers will be located to
the rear of the buildings where feasible, and
should be suitably landscaped with a solid
landscape buffer including a combination of
fencing and plantings.
10. Drought-resistant, edible, and native
planting species are encouraged. Invasive
species will not be planted.
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11. Sufficient topsoil should be retained or
added to promote well-rooted landscaping
that requires less irrigation and stays green
longer during drought conditions.
12. Rainwater harvesting, for indoor non-
potable use and/or outdoor irrigation use,
is encouraged.
13. Vegetated channels such as bioswales in
place of concrete storm channels and drains
to capture, store, and slowly release
rainwater are encouraged.
Lighting:
14. All exterior building and site lighting fixtures
should:
• produce illumination levels in
accordance with current engineering
practices and standards;
• minimize illumination of adjacent
properties;
• consist of full cut off / flat lens pole
lighting or fully shielded wall lighting;
• be arranged so rays of light are directed
upon the parking, walking, loading, or
operations areas and not upon adjacent
land or streets.
15. Solar powered lighting is encouraged.
Green Buildings:
16. Achieving energy use and greenhouse gas
emission benchmarks through the use of
architecture, design, and construction
materials based on Leadership in Energy
and Environmental Design (LEED), Built
Green^*^, Passive House principles, or otherrecognized systems, is encouraged.
17. Buildings and exterior elements such as
windows should be sited, designed, and
landscaped to take advantage of passive
solar exposure in wintertime and reduce
sun penetration in summer.
18. Incorporation of solar panels as a
supplementary or alternative energy and
geothermal heating are encouraged.
19. The use of on-site renewable energy
generation systems to supply electricity,
heating and cooling energy to buildings and
other structures, water pumps, sewage
pumps, and/or charging stations for electric
vehicles is strongly encouraged.
Signage:
1. Signage should be visually unobtrusive and
grouped wherever possible. Particular
emphasis should be given to signage that is
aesthetically pleasing and has minimal or
indirect lighting.
2. Signage should be clear and at as small a
scale as possible to be legible from
Industrial Road. Signage on individual
properties of scale and height to be legible
from the Island Highway is discouraged. The
District may consider a consolidated sign
directory for "Lantzville Industrial Park" that
is at the entrance(s) to Industrial Road from
the Island Highway.
3. The use of carved wood for signs is
encouraged. Backlit signs are not permitted.
4. Vy/here more than one business fronts a
street under a single awning, there should
be no more than one awning sign per
business.
5. Facia signs may be located on the exterior
front wall, side wall(s), and rear wall of a
building, limited to one sign on each facia.
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Hanging, under-canopy signs are
encouraged perpendicular to a building, but
only one per business should be permitted.
7. Freestanding signs using carved wood and
incorporating ornamental, decorative, or
sculptural elements are permitted.
8. Sandwich board signs must not obstruct
pedestrian circulation.
11.9 DPA VII - Forest Resource Lands
11.9.1 Category
Pursuant to Section 488 (1) (a) and (b) of the Local Government Act, this designation is intended to
minimize the impact of development on fish habitat and fish supportive watercourses, surface water
quality, the effect of seasonal flooding on the built environment, stability of steep slopes, and protection
of habitat, it includes privately owned lands designated as Forest Resource in this Plan that are not
managed under the regulations of the Private Managed Forest Land Act
11.9.2 Justification
Protection of the ecological values of forested areas is managed by the province when forested areas
are designated as managed forests under the Private Managed Forest Land Act. This currently applies to
the designated privately and publicly owned designated forest lands in Lantzville. Should any of these
areas be removed from designation under the Private Managed Forest Land Act, or should the provincial
lands be sold as a private tenure, no provincial management guidelines or regulations to protect the
ecoiogical values of these sites would apply directly to the ongoing management of these areas as
working forests.
11.9.3 Guidelines
The District adopts the following policies for these areas:
3.
Development permits will not be required
for lands subject to the regulations under
the Private Managed Forest Land Act or the
BC Forest Practices Code.
Development permits wiii be required in
these areas for construction, subdivision,
land clearing, tree removal, road
construction, land grubbing, soii removai, or
soil deposit.
The deveiopment permit application must
inciude, as a minimum, a management plan
prepared by a qualified professional for tree
harvesting or processing and/or any related
site development including road
construction, and will include the following:
Protection of water quality,
maintenance of natural hydrologic flow
rates and locations, and fish habitat by
estabiishing and maintaining Riparian
Management Zones (RMZs), buiiding
and maintaining secure and stable
roads with appropriate drainage
structures, protecting natural surface
drainage patterns, and complying with
ali applicable legislation.
Protection of wildiife and wildlife
habitat by addressing provisions of aii
applicable legislation, locating critical
wildlife areas, and enter into a habitat
protection agreement, as needed.
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• Protection of the long-term forestry use
by ensuring timely re-establishment of
forest cover following harvesting or if
natural events cause removal of trees.
• The location of internal roads, road fill
extraction areas, public road
connections, and method and timing of
harvest.
Conservation of soil, especially in
sensitive terrain by identifying areas of
unstable slopes and soils or areas that
are prone to erosion, and manage all
harvesting and road building
accordingly.
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11.10 DPA VIII - Hwy 19 (Island Highway) Development Permit Area
11.10.1 Category
The DPA VIII - Hwy 19 (Island Highway) Development Permit Area applies to all private lands within
15 metres of the right of way boundary with Hwy 19, as shown on Map No. 10
Pursuant to Section 488 (1) (a), (b), (e), (f), (i) and (j) of the Local Government Act, this designation is
Intended to provide a visual, natural environment and greenhouse gas buffer between the Island
Highway (Hwy 19) and intensive residential, commercial, and mixed-use areas of Lantzville.
11.10.2 Justification
The frontage of Lantzville along Hwy 19 (Island Highway) is generally lined with native forest, both
within the highway right of way, and on adjacent private property or on the E&N railway right of way.
This buffer is a key part of the semi-rural character of the District, and also provides natural
environment advantages including limited use of water and uptake of greenhouse gases. The objective
of DPA VIII is to maintain or supplement / renew this forest buffer when development of intensive
residential, commercial, or mixed-uses occurs along the corridor.
Figure 88: Forest buffers along Island Highway are Important to the character of Lantzville
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11.10.3 Guidelines
The District adopts the following policies for these areas:
1. Development permits will not be required
for lands subject to the regulations of the
Agricultural Land Reserve.
2. Development permits will be required in
these areas for construction, subdivision,
land clearing, tree removal, road
construction, land grubbing, soil removal, or
soil deposit.
3. The development permit application must
include, at a minimum, a management plan
prepared by a qualified professional for tree
management {consulting arborist or
landscape architect) that would include:
• Identification of existing forested or
treed areas to remain, with a
classification to indicate species mix
and general size ranges.
• Relationship of existing forested or
treed areas to adjacent land use
development, including forested areas
remaining between highway pavement
edge and highway right of way, or on 4
E&N railway or other utility rights-of-
way, as well as proposed development
or tree clearing on the private side of
the buffer.
• Assessment of hazard trees in the
buffer area and justification for removal
if required.
• Identification of invasive plant materials
in the buffer and recommendations for
removal.
• Recommendations for supplementary
native tree planting to replace hazard
trees removed and to fill in unforested
areas with the objective of creating a
continuous forest buffer in the DPA.
• Conservation of soil, especially in
sensitive terrain or areas that may
receive concentrated surface flow, by
identifying areas of unstable slopes and
soils or areas that are prone to erosion,
and management of all adjacent
development accordingly to protect
soils and vegetation in the DPA buffer.
Recommendations of the qualified
professional, once approved by the District,
shall become requirements of the
development permit.
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11.11 Comprehensive Development Plan Areas and Special Plan Areas
The District has designated the Foothills Estates lands as a
Comprehensive Development Plan Area. Several large
development sites are designated as Special Plan Areas.
Designating these large development sites as
Comprehensive Development Plan Areas or Special Plan
Areas, allows a more detailed planning and engagement
process to encourage constructive dialogue and refinement
of concepts among interested landowners / developers,
neighbouring property owners, and the broader community,
with support from District staff and consulting professionals.
%
Figure 89: The Foothills Development isentering first phases
Guidelines and policies for the planning and development of
these areas are included in Part 2, Section 8.1 of this Plan. A
copy of the Comprehensive Development Plan for the
Foothills Estates is attached to this OCP as Appendix C.
11.12 Zoning
Zoning is one of the regulatory tools that can be utilized to
implement the vision, goals, and policies contained in an
Official Community Plan. Under Section 479 of the Local
Government Act, zoning legally establishes the density of
development that will be permitted on any parcel of land, as
well as specifying the activities and uses that can take place.
It also contains specific regulations that will control the size,
siting, and other details of development control that are
required. Like an OCP, zoning is adopted by bylaw.
11.13 Subdivision
A subdivision bylaw regulates how land may be subdivided in conformity with the policies of the Official
Community Plan. A subdivision bylaw approved under Section 506 of the Local Government Act,
primarily regulates the minimum standards for development, as well as the detailed and specific
requirements for those services that may be necessary in order for subdivision approval.
The District has updated "District of Lantzville Subdivision and Development Bylaw No. 55. 2005" to
ensure that it reflects the most appropriate standards for Lantzville and the policies of this plan.
11.14 Development Approval Information
The District will adopt relevant requirements and procedures to require development approval
information under Section 485 of the Local Government Act, for Special Plan Areas and Comprehensive
Development Plan Areas and for Development Permit Areas as identified in this Plan.
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11.15 Development Cost Charges
Development Cost Charges (DCCs) are charges levied on new development projects pursuant to Section
559 of the Local Government Act. DCCs may be Imposed by bylaw for the purpose of providing funds to
assist the local government to pay the capital costs of services such as sewerage, water, drainage, roads,
or other Infrastructure Improvements required to support the development. The District currently uses
the "Development Cost Charges for Water, Sewage, Drainage, Highway Facilities, and Park Land Bylaw
No. 52, 2006" and may undertake studies from time to time to determine updated DCCs that might be
applied to new development areas.
11.16 Development Standards
The District has the authority to adopt engineering and development standards as It deems appropriate
for the community.
While the District's current engineering and development standards incorporate green infrastructure
Into public roadway requirements at subdivision, the District will encourage green Infrastructure or
alternative development standards to extend into private lands, In particular In intensive residential,
multi-family, commercial, or mixed land uses.
11.17 Administration of the Plan
The District intends to ensure that this Plan, which represents the vision and goals of the residents of
Lantzvllle, Is implemented. Actions arising from the OCP Include, among other tasks and activities, the
following:
► Work with neighbouring jurisdictions Including Snaw-Naw-As (Nanoose) First Nation, the City ofNanalmo, and the Regional District of Nanalmo to maintain good communication with Its neighboursand ensure compatibility of adjacent land uses;
► Review and revision of applicable zoning bylaws;
► Review and revision, If considered appropriate, of subdivision bylaws;
► Consideration and adoption, where appropriate, of additional bylaws;
► Review, revision, and adoption of the Special Area Plans identified in the OCP.
► The development officer will use this Official Community Plan and Its policies In review and approvalof any relevant application related to development, subdivision, or rezonlng.
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12 I Climate Change and Reducing Greenhouse Gas
Emissions
In response to climate change issues, the provincial government gave Royal Assent to Bill 27 [Local
Government (Green Communities) Statutes Amendment Act, 2008] on May 29, 2008. Bill 27 amends theLocal Government Act and other Provincial regulations to provide new tools for local governments. Most
significantly, Bill 27 requires that all local governments include greenhouse gas emission reductiontargets - along with policies and actions to achieve those targets - in their Official Community Plans.
The District of Lantzville is signatory to the Climate Action Charter, along with most other local
governments in British Columbia, committing to contribute to reduction of Greenhouse Gas (GHG)
emissions, including developing strategies and taking actions to achieve the following goals:
► being carbon neutral in respect of their operations by 2012, recognizing that solid waste facilitiesregulated under the Environmental Management Act are not included in operations for thepurposes of this Charter.
► measuring and reporting on their community's GHG emissions profile; and
► creating complete, compact, more energy efficient rural and urban communities (e.g., foster a builtenvironment that supports a reduction in car dependency and energy use, establish policies andprocesses that support fast tracking of green development projects, adopt zoning practices thatencourage land use patterns that increase density and reduce sprawl.)
The Charter encourages local governments to implement programs, policies, or legislative actions thatfacilitate reduction of greenhouse gas emissions and remove barriers to taking action on climate change.As a "semi-rural" community with a low population, Lantzville's contribution to GHG emissions is smallcompared to larger communities. However, Lantzville has the opportunity to show leadership in its rolein energy efficiency, as a model and inspiration to other small BC communities.
Lantzville's GHG reduction actions are integrated into the strategy of the Regional District of Nanaimo,including:
► regional waste collection, where Lantzville participates fully in efficient recycling, wasteminimization, and organics collection, towards Net Zero Waste.
► regional transit, where Lantzville is serviced by transit using low-carbon fuels.
► regional recreation, where major energy consumers such as ice rinks and swimming facilities aresupported In cooperation with the region and participating municipalities. Major energy and GHGreduction strategies are being implemented at these facilities. City of Nanaimo reached its corporate2020 GHG reduction target by 2013.
Lantzville, as a corporate body, has a very small physical plant, consisting largely of the municipal hall,fire hall, municipal roads, and infrastructure. Energy and GHG emission reductions in these facilities issubject to on-going monitoring and improvement.
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In this context, Lantzville's primary role In climate change and GH6 emissions management lies in its
monitoring and land use planning practices, as they affect transportation and building GH6 emissions.
The Province of BC's 2007 Community Energy and Emissions Inventory showed Lantzville's emissions
breakdown as follows:
► 82.1% from on-road transportation (compared with 60.0% for all of BC)
► 16.0% from buildings (compared with 34.9% for all of BC)
► 1.9% from solid waste (compared with 5.1% for all of BC)
These benchmarks indicate that land use planning that encourages people to choose alternate forms oftransportation including walking, bicycling, and transit will support Lantzville reducing GHG emissions.
Objectives and policies below focus on how to integrate climate change and GHG emission managementinto land use planning. A key goal for Lantzville, in parallel with the same goal for British Columbia as aProvince, will be to reduce GHG emissions on a per capita basis, so that overall emissions in thecommunity remain manageable even if the population grows.
12.1 ObjectivesThe Plan intends to address climate change and reduction of GHG emissions in the following ways:
► To establish climate change as a factor In land use decision-making.
► To support efforts and policies to help our community adapt to climate change impacts.
► To work with others (e.g. RON, adjacent municipalities and FN, and the Province) to support actionsto limit emissions.
^ To reduce greenhouse gas emissions by 85% by 2050 from 2007 levels.
12.2 Policies
The District adopts the following policies with respect to the reduction of greenhouse gas emissions andclimate change adaptation:
1. Pursue funding for GHG emission and foothills) with high concentrations ofenergy planning, including updates to vegetation for carbon sequestration, andbaseline and current GHG emissions and low density of dwellings.monitoring.
4. Where residential growth is permitted by2. Continue to review and minimize energy Zoning, encourage
use and GHG provisions from District establishment of new neighbourhoods oncorporate facilities, including buildings, transit routes, and at densities that arevehicle fleet, pumps, and operations. supportive of reasonable transit frequency
of service, towards transit-oriented3. In OOP and Zoning, provide land use development,
provisions for forestry, agricultural, ruralareas, and large public open space (e.g.,
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5. Encourage a wide range of housing choice
with relatively higher densities within
walking and bicycling distance of the Village
Commercial Core.
6. To minimize private vehicle emissions and
promote transit in the Village Commercial
Core, allow mixed-use land uses including
residential for a wide range of ages
including young singles, families, and
seniors.
7. Implement density bonus incentives and
policies that create an integrated system of
walking and bicycling trails and routes to
schools, Village Commercial Core, and
recreation areas, to provide safe and
functional alternatives to use of private
vehicles.
8. Encourage the implementation of energy
and water saving best-practices in new
subdivisions and developments, including:
• Use of low energy / GHG embodied
materials {e.g., low energy concrete,
wood first)
9.
• Passive solar buildings and subdivisions
• Renewable energy provisions in
buildings and subdivisions
• Net-zero energy-ready buildings
• Low energy roadway and decorative
lighting (e.g., LED or solar) where
lighting is necessary.
• Provisions for shared-economy
transportation
• Inclusion of charging provisions for non-
fossil fuel (electric) vehicles
Promote, through District communications
and outreach, appropriate existing and new
energy efficiency programs, building code
updates, and retrofit incentives by others
(e.g.. Province of BC, BC Hydro, Fortis BC),
encouraging use of best practices in both
new construction and retrofit of buildings.
"jfl
■»
_ . ;■
Wt/'-ili
Figure 90: Energy conservation, low energy buildings, more walking / bicycling / transit, and zero emission vehicles are inLantzville's future
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j RECEIVEDi m •. ?8i?i
March 31,2017 1, DiS i R.CT Of LANr?.VILuE
Mr Frank Limshue
Dislrict of Lantzville ,7192 Lantzvilie Road
POBox 100
Lantzville, B. C.VOR 2H0
Dear Frank;
Thank you for your time on the phone last Monday.
Forecasting or planning for Winchelsea has included among other strategies, looking at other,what appear to be, successful golf courses and emulating their model. 1 think it is reasonable tosay thai few courses fit into the category of successful, certainly not in the long run, and this iswhat wc have always looked at for Winchelsea, the long run. Over the years, we have alwaysbeen advised, "when sewer and water come". Now that this arrival is imminent, clarification asto what was meant by this, seems to be sometimes necessary. Our clubhouse is on communitywater, and it has at times surprised mc that others have not known or had the opportunity to "tapinto" our pipe. 1 believe (I think) it comes from our east side, by our number four green, throughour number five and one fairways. Also, what we have really been waiting for is the sewers. Foran improved new clubhouse, this is essential. Either that or our own sewage treatment plant, andfor this there has to be a certain financial reality involved. This is particularly so afier thiswinter. We need additional diversified income streams to be competitive and successful. Andso, on to the sur\'ey.
Tlie Fernniar Road property, docs have community water service to it, and there was a home onit at one lime. Where this fits into your classification areas 1 am uncertain. Aside from this, ouroriginal intention, as I believe I have mentioned in the past, was to lengthen our number twelvefairway. Given changing circumstances, this is now, not realistic, and so we intend to subdividethis. Encouragement to do so was recently received from public officials suggesting quarter acrelots would be okay This provides significant costs sharing and saving by other people in thatneighbourhood. Please note that while I have obviously, experience in business, 1 have neverbeen directly involved in developing housing subdivisions.
So for his and for the rest of the golf course properties we found it encouraging, that in Sectionthree it is stated, "following options are being considered as an alternative encouragesdeveloper-funded water and sewer extension'. In section four, it is encouraging to read "existinglands that arc currently used Farm cluster concepts encourage preservation of these
P218
areas
We ;.ro quite prepared lo give, lo gel, so to speak. Community trails have been something in thepasi that the community has wanted even it was to oitr detriment. We can agree to compromiseroutes, or access. 1 have mentioned to community people in the past, for the Femmar properly, auseable field for soccer or other activity might be possible. This would be to both parties interestas it would eliminate the need for out fairways to be used for football practice, as has occurred inthe past.
And on, for the golf course specifically, area *L"Fann areas and Winchelsea View Golf Course,although not included by design, there are spaces on the course for infill housing opportunities.For a clubhouse that is to become a community centre, this is very important. There also is thepossibility of shortening the course form eigliteen holes to nine. Broadening the activities toinclude tennis, gardening, and other recreation has been pondered. Developing Mobile homespace has been contemplated. We will note that even in the driest days of summer, we have awell that produced seventy gallons a minute, and have diary records shared with communityleaders, to support this.
So lo get to the final issue, the survey. On questions 3 to 15 we generally support all, with theexception of 13, where wc have some major questions. Tree management, sort of sticks in ourface. We plant and remove trees yearly, and we have people request we clear and remove trees.There are examples where others we believe have come, damaged and removed our trees on theirown. To continue our answer to question sixteen would be Scenario C. We support waterser\'icing, as to cost we are sure the broader Lantzville community want would each to pay theirown, with only Provincial and Federal assistance. On question nineteen we as noted already havecommunity water to both areas in question, and so go to question twenty seven, where we havethis letter. Incidentally, we do have our water tested periodically and it is good.
As mentioned in previous communications, Winchelsea's future seems to be at a critical pointand determining a future seems largely contingent on the new Community Plan. Your lime andatleniion in lliis is appreciated, and we do not envy your task of keeping everyone happy. At thecommunity workshop, I got my ear full from two citizens. Apparently we are responsible forevery world catastrophe, floods through to pestilence. So, we have answered these questions,hoping to be of assistance and hope that a positive, progressive, realistic Official CommunityPlan will come will result. Thank you for your efforts. In the meanwhile any lime you want todiscuss something please do not hesitate lo contact me!
Yours truly.
Donald A. Sinclair
President
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Reference information:
From "Foothills Phase 1 Updated Application Cover Report" submitted October 2016:
Project sunfimary
• Site size, location and le^a! identification
c The Foothills Neighbourhood is located in the upper area of the District of Lantz^dlle, BC,
largely located between Karwood and Vipond Roads, and consistir^ of 1838 acres of
land combined in the following parcels:
• Block 206, Nanoose Distiict (Situated Partly Within District), (RID:000-060-542);
- Block 7B4, Nanoose District, (PSD: 00^438-9045;
• That Part of Block 389, Weilfiingtcni District, Hying to the South West of a Strai^Boundary ioinir^ Points on the Westeriyand Bsterily BowKlaries of Said BSodc.Distaett 4,888^ feet and 1,050.9 feet RespectmreSy from the South West amiSoosth East Comers of Said SCock. (PUD: 000-€60-569]t
• Block 471, Nanoose District, Esicepa Parts in Ptians 27114 and VBP788S3, (PIO;000-060-097);
- Lo«A,Blocfc471,NarMioseD(istrkt.PlariV1P78SS3,(PID:026-290««7};and
■ lot 4, Biocfc 471, Nanoose Oistrici, Plan 43434, (PIO: C04-040«13),
This appHkation ako indluides two addiSEona^ properties ss part d a oo-deve&spmeiYt
agreement to support road access as enwsioned In the DeveSogKneinit A^eesnenl.
• Let 1, Mock 471, Nanoose lEKstrict, P8»i 27114 exce{4 part P^ 43434 (PUT:002-554-844) (owned by M, Banting); scidi
■ Lot 8, Bfodc 471, Nanoose OBsttict, Plan 43^ ̂PtD; 804-040^72) (owned byWfiiam Cokfough).
Phasirg
c This subdhdsion apfidication envisions a brtaO of 103 lots, structured in&o 3 sub phases:
• niase la - 33 lots (27 singBe famSy fee simple Rots and 6 strata lots);
• Phase lb - 30 lots (22 sfe^ family fee sin^ifie lots and 8 strata lots);
■ Phase Id-40 lots (Co devebprnent site with Banting properties);
P220
Phase 1 Map - Property Outlines:
Mm »rw»'
(elU^ ~ y.
P221
Phase 1 Map - Lot Sizes;
:\Lot 78 \ J2.668 ma i j
ALot 77 12.029 ma
-•LJ*X "Sv 1
Lot 76 -V, 1 ^070 ma ' /
V Lot 932.926 ma
/Lot 94
> 3.873 ma\
-•A
Lot 952.9SO ma
x V--..\ ̂ ^
Lot 102.2.401 ma
\
,458 maLot 1012.563 ma
1
Lot 1002.564 ma/
Lot 99 I'2.548 ma-j
/Lot 98\3.027 ma
y
Lot 973.200 ma
Lot 9610,065 ma
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POL Zoning Bylaw #60 -Part 4 - Subdivision Regulations - Parcel Size:
SuBKfivision Standards
4.3 Parcel Sfze
1. Minimum parcel size requirements for each subdivision district shall be inaccordance with Schedule '4B'.
POL Zoning Bylaw #60 -Part 4 - Subdivision Regulations - Exemptions from Minimum Parcel Size:
4.4 Parcels Exempt from Minimum Parcel Size Requirements
1. Where the requirements of the authority havmg iyrisdiction are met with respect tothe provistons of water and method of sewia§e dlspf^i, maiimum parcel size andparcel servicing reflations shall not apply to a sutK^vision:
a) combing 2 Of more parcels into a single parcel,
b> w4iere the effect of si^xfivision wtxdd not be to increase the number of
parcete, but to adJaisE the hMJOdary b^weeni ewsfeng parcste, provided thatthe botmdary does not resuffl in the redkLBcilton of either parcel by 20%or more of its ortginal size,
c) adding an accretion to a parcel.
Z Rarcefiswtiich consist of 2 or more parts physicaiy separated by:
a) a higttway which was dedicated prior to the adoptkm of this Bytaw;
b) theNariainKiRiver, the Eriglishrn^ River, the LittfeOualicum River, or theQuaticum River:
c) a railway under Jurisdiction of the appecabfeR^ay^cf arid amendmentsthereto;
BJiay be subdivsded altwtg the dividing highway, the ff̂0tural bouindaffies of the notedDwers, or the railway even wt^n the newly creaiedi parcel fait to meet the nMnumperceSsieereqiMreiments Of this Bylaw, provided the requiriemertGs of the authoritieshav^ Juriscfiction are met with respect to the provisior) of watar, method of sewage(fisposai and access.
3. Parc^ proposed for subdivision pr^suant to Sedkm 946 of the Local GovernmentAd Shan be permitted provided that:
a) ail requirements of provincial legislation are satisfied; and
b) the new parcel being created by subdivision is a mmlmum 1.0 ha; exceptwhere the parent parcel was connected to a community water service prior tothe adoption, on June 10, 2003 c4 the "'Regional District of Nanaimo RegionalGrowth Strategy Bylaw No. 1309,2002", then the minimum parcel size shallbe no less than 2500m^, and
c) the size of the remainder of the parcel is the mmmum size required underSchedule '4A' and *48' of this Bylaw; and
d) at! other requirements of this Bylaw are met.
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DPI Schedule '4B* Subdivision District - Minimum Parcel Sizes
DISTRICT OF LANTZVILLE
SCHEDULE '4B' SUBDIVISION DISTRICTS - MINIMUM PARCEL SIZES
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District
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Q 700 n' 1.0 ha l.C ha 3.0 1
p 5Xn' ■l.Gha U.Oha 1.0 nas 4 DC l2X0m^ -3.0 he 10 ha 1V 5C.0 ha 50,0 ha 50 0 ha • 50.C h3? \o 'jther subcivi&on
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Preliminary Layout Approval fPLA) of Proposed Subdivision - Dated Dec 22.2016;
(See attached)
Bylaw 60,2005 Zoning and Subdivision Man
(See attached)
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District of Lantzviileim .srfuii.tu-iJ .hint
December 22,2016
AWard Ockeleon, President and CEOLone Tree Properties Ltd,1130 15'" Street WestNorth Vancouver, BCV7P 1M9
Dear Mr. Ockeleon;
Re: Preliminary Layout Approval (PLA) of Proposed Subdivision in Conjunction with*(PID: 009-438-904) (Folio 350-10628.000 ) Block 794, Nanoose District(PID: 000-606-569) (Folio 350-08500.000) That Part of Block 389(PID: 000-060-097) (Folio 350-10599.000)BIock 471, Nanoose District ExParts, in Plan 27114 and VIP78883(PID: 026-290-847) (Folio 350-10599.010)Lot A, Block 471, NanooseDistrict, Plan VIP78883(PID: 004-040-813} (FoUo 350-10598.600)Lot 4, Block 471, NanooseDistrict, Plan 43434(PID: 002-554-844) (Folio 350- 10598.200)Lot 1, Block 471, NanooseDistrict, Plan 27114 except part in Plan 43434(PID: 004-040-872) (Folio 350- 10598.950)Lot 8, Block 471, NanooseDistrict, Plan 43434
Property InformationParcel size: 681.6 ha (1,684.27 ac) for all parcels combinedProposed Number of Parcels: 103 fee simple including remainder parcelProperty Owner(s) (applicant): Lone Tree Properties/M. Banting/ColcloughAgent on behalf of Property Owner(s): Mark Holland, VP of Development
Your application for preliminary layout approval to create 103 new lots in conjunction with theabove-noted parcels, as shown on the proposed plan of subdivision prepared by HeroldEngineering and dated October 25, 2016 (see Attachment No. 1) as provided by the applicant,has been considered and this letter summarizes tlie additional information which must beprovided and the conditions that must be satisfied before final approval of the subdivision planwill be considered. Previously unknown facts or circumstances coming to my attention beforethe subdivision plan will be considered. Althou^ I have sought to list all outstanding items, thisletter does not constitute an approval and any matters which I have overlooked or matters whicharise after the date of this letter may result in the proposed subdivision being refused. In
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addition, you are obliged to advise me of any changes in conditions or circumstances relevant tothe application prior to the final application being submitted.
You are also advised that this review does not relieve you of the responsibility to obtain all othernecessary permits, certificates, license, and other approvals fonn the municipality and othergovernment or regulatory agencies having jurisdiction.
All costs incurred in meeting these conditions will be borne by the applicant.
This preliminary subdivision layout approval has considered the requirements of the Land TitleAct, the Local Government Act, the Community Charter as well as the requirements of any otherrelevant agency including applicable District of Lantzville bylaws and policies.
1. TERM of PRELIMINARY LAYOUT APPROVAL ffLA) LETTERThis PLA of the proposed subdivision is valid for a period of eighteen (18) months from thedate of the letter. The Approving Officer may grant an extension to the PLA of one (1) year.If final approval has not been granted to the subdivision within the eighteen (18) monthperiod or the extended period, the application must be resubmitted and shall be consideredas a new application. A new application shall be subject to any change in conditions thatmay have occurred.
2. SURVEY AND LEGAL DOCUMENTATION
1. Survey plans (2 prints and a digital copy) prepared by a BCLS, and all other documentsto be registered must be submitted to the Approving Officer for approval or as requiredfor electronic plan registration.
2. All legal survey drawings and legal documents submitted to the Approving Officer willbe reviewed for completeness in accordance with the conditions of this PLA, the Districtof Lantzville Subdivision and Development Bylaw No. 55, 2005, District of LantzvilleZoning Bylaw No. 60,2005, and other applicable bylaws, and the Provincial and Federalregulations and Statues (including the Land Title Act, the Community Charter, and theLocal Government Act),
3. STATUTORY REQUIREMENTSMinimum Perimeter Parcel Frontage RequirementsThe proposed plan of subdivision show a number proposed parcels do not provide theminimum lot frontage requirement. A table outlining ̂ e propos^ lots that will not meet theminimum frontage requirement pursuant to section 512 of Ae Local Government Act shallbe provided. The Approving Officer will review this matter and determine whether it isappropriate to exempt the minimum perimeter parcel fiontage. Each parcel will be reviewedto ensure there is suffici^t frontage to accommodate the intended uses, provide access tothe proposed parcel, and is constructed to the satis&ction of the District of Lantzville.
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The submitted plan of subdivision shovi's that a number of lots are configured as apanhandle lot. Please provide a table confirming which proposed lots are to be accessed viaa panhandle.
Provision of Park Land
The proposed park dedication was negotiated between the District of Lantzville and theproperty owner at the time of OCP and Zoning amendment. The commitment to provideparkland has been determined through the Section 219 Covenant FB055607 for the landszoned Comprehensive Development (CD 24, CD25, CD 26 and CD27).
The lands outside of the Comprehensive Development zone (i.e. Zoned RSIL) are subjectto the requirements of Section 510 of the Local Government Act with respect to theProvision of Park Land. Given the proximity of the proposed park area on the CD lands,the District request a 5% cash-in -lieu.
Necessary ApprovalsThis letter does not relief the applicant of the responsibility to obtain all other necessarypermits, certificates, licenses, and other approvals from the municipality and othergovernment or regulatory agencies having jurisdiction.
4. PLANNING AND ENGINEERING CONDITIONS AND REQUIREMENTS1. Bylaw Compliance
Confirmation of compliance with "District of Lantzville Subdivision and DevelopmentBylaw No. 55,2005", "District of Lantzville Zoning Bylaw No. 60,2005", the Land TitleAct, the Local Government Act, as well as the requirements of any other relevant agencyshall be required.
In addition to this PLA, the applicant will be required to comply with any additionalcomments provided by the Director of Public Works and the District's consultingEngineers (Koers and Associates Engineering Ltd.). A copy of Technical MemorandumNo. 2" issued December 22,2016, prepared by Koers and Associates Engineering Ltd. isattached for your review and information - see Attachment 2. It is expected that a futuremeeting will be held to discuss issues identified within the technical memorandum.
2. Road Dedication/Construction / Traffic / AccessTraffic StudyThe subdivision shall comply with the recommendations outlined in both November 28,2005 and the October 28, 2015 traffic studies prq)ar6d by Boulevard TransportationGroup. All proposed improvements shall be reviewed and approved by the Fred Spears,Director of Public Works.
Dedication and Construction of New RoadsThe applicant is to dedicate public road in the location as shown on the proposed plan ofsubdivision. Applicant's Professional Engineer, registered in the Province of BC, is todesign and construct the associated roadworks in accordance with the District of
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Lantzville Engineering Specifications pursuant to District of Lantzville Subdivision andDevelopment Bylaw No. 55, 2005 and its standards and specifications. Driveway accessto each proposed parcel is to be included in the design and construction and is to beshown on the submitted engineering drawings. Road construction is to include:Examples:• Turnaround to be designed and constructed within the road dedication.• The applicant's professional engineer shall confirm the adequacy of the road width
and curb alignment and if inadequate, dedication of the additional necessary widthto accommodate road layout is required.
• Signage as per Bylaw No. 55,2005.• All driveway accesses are to be derigned and constructed in accordance with the
District of L^tzville Engineding Standard.
The proposed design is to be submitted to the attention of Fred Spears, Director of PublicWorks for review and acceptance. Confirmation of design acceptance will be provided inwriting by the District of Lantzville. The applicant's professional engineer is to overseethe construction of the road and is to provide certification of the completed works togetherwith record drawings upon completion.
Off Site Roadworks
The adjacent Aulds Road is to be constructed in accordance wifii the District of LantzvilleEngineering Specifications pursuant to District of Lantzville Subdivision and DevelopmentBylaw No. 55, 2005 and its standards and specifications. Driveway access to eachproposed parcel is to be included in the design and construction and is to be shown on thesubmitted engineering drawings.
Street LightingStreet lights shall be installed as the Dishict's road design standards. The lighting standardalong Harwood Drive and at all intersections within the proposed subdivision shall befurther reviewed with the applicant.
3. Off-Site DrainageIf drainage is proposed to discharge to Harwood Road and/or Aulds Road, the applicant'sprofessional Engineer is to evaluate the Harwood Road and Aulds Road drainage system toconfirm its ability to accommodate additional drainage flow.
4. Potable Water
Written c«tification fi*om a Professional Engineer, with expertise in drinking water andregistered in BC, that each proposed parcel including the parent parcel has the capacity tosupply potable water from individual wells to satisfy:a) the volume requirements (minimum 3,400 litres/day) as set out in "District of
Lantzville Subdivision and Development Bylaw No. 55,2005"; andb) the provincial Drinking Water Protection Act.
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Please note that only test results that are current and product by a professional forquantity will be accepted. Quality tests are required to be completed by a laboratory andmust be c^ed out by applicant's professional well driller or engineer. Quality testingmust consist of a lull spectrum testing and results must meet the guidelines for CanadianDrinking Water Quality.
Source Well:
Well PW D4-2014 GWS 10" seems to be drilled deeper than needed and have bottomsections of boreholes that do not produce any water. This sump needs to be backfilledfollowing the BC Groundwater Protection Regiilation standards.
Prior to the District of Lantzville accepting Well PW D4 GWS 10" for the development,the applicant ̂ d the District must entCT in a Water Well Transfer Agreanent that wiliprotect the District's interest with regards to any changes in water quality that has anegative effect on the wells viability for drinking water supply. In addition, the Water WellTr^sfer Agreement must protect the District from any well capacity loss in the future.This agreement is to be to the satisfaction of the Director of Public Works.
In addition to above, see comments from Lowen Hydrology Consulting attached asAttachment No. 2.
It is understood that Well PW 2-2015 GWS 10" is not part of the Phase 1 applicationprocess, therefore no comments are provided.
Community WaterA community waterline; complete with individual community s^ce connections andwater meters to each proposed parcel, fire hydrant(s), is to be designed and installedwithin the new ro^ dedication and existing statutory right-of-way pursuant to District ofLan^lle Subdivision and Development Bylaw No. 55, 2005 and its standards andspecifications. Applicant's professional engineer is to submit design drawings to theattention of Fred Spears, Director of Public Works for review and Design Acceptance.Confirmation of Design Acceptance will be provided in writing by the District ofLantzville. The applicant's professional engineer is to oversee the constmction of theworks and is to provide certification of the works together with As-Constructed RecordDrawings upon completion of works.
Demand
The entire area that is to be serviced by the top reservoir at the 342 TWL needs to beid^tified in order to calculate fire flows.
Residential Maximum Daily demands can be identified in the 2015 Ko^ and AssociatesWater Supply and Distribution Study.
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StorageThe reservoir placed at the 342m TWL elevation will be sized in accordance with therequirements to meet maximum day and fire flow demands of the full service area of thisreservoir. This reservoir will be connected via supply and distribution water lines to thereservoir placed at the 159m TWL.
The reservoir placed at the 159 TWL is to be sized in accordance with the requirements tomeet maximum day and fire flow demands of the full service area of this reservoir. Thisservice area can be identified by the District's consulting engineers. This reservoir will beconnected to the District of Lantzville existing supply and distribution systems.
The pump station that is to be built in conjunction to the reservoir at the 159m TWL willbe built to a size that will accommodate both fire flows and maximum day demand for theentire area that is to be serviced by the reservoir at the 342m TWL.
The District of Lantzville will not accept stand-alone systems. The two reservoirs must beinterconnected as they will form part of one system that has many pressure zones.
5. Community SewerA community sanitary sewer line; complete with individual community serviceconnections to all proposed parcels and tie-in with the existing sewer line located at AuldsRoad; is to be designed and constmcted within the existing road new road dedicationpursuant to District of Lantzville Subdivision and Development Bylaw No. 55, 2005 andits standards and specifications. Applicant's professional engineer is to submit designdrawings to the attention of Fred Spears, Director of Public Works for review and designacceptance. Confirmation of Design Accqptance will be provided in writing by the Districtof LantzviUe. The applicant's engineer is to oversee the construction of the works and is toprovide certification of the works together with As-Constructed Record Drawings uponcompletion of works.
6. Rainwater ManagementA rainwater management scheme is to be designed to accommodate a building site on eachproposed parcel. The design for the Rainwater Management System is to be prepared bythe applicant's professional engineer in accordance with the requirements set out inSchedule *D' of the "District of Lantzville Subdivision and Development Bylaw No. 55,2005". The applicant's professional engineer is to submit design dravrings to the attentionof Fred Spears, Director of Public Works for review and design acceptance. Confirmationof Design Acceptance will be provided in writing by the District of Lantzville. Uponacceptance, the applicant is to prepare and register, at his cost, a section 219 covenantpursuant to the Land Title Act on Ae titles of the proposed parcels. A copy of the draftcovenant is to be submitted to this office for review and acceptance prior to makingapplication for final approval of subdivision. If covenant is to be registered concurrentlywith plan of subdivision, die aapplicant's solicitor is to submit a letter of undertaking toregister the covenant document concurrently with the plan of subdivision at Land TitleOffice, Victoria.
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7. Development Cost ChargesDevelopment Cost Charges (DCCs) shall apply in the amount as per the attachedcalculation sheet - Attachment No. 3. Payment of the development cost charges shallapply prior to the registration of lots with the Land Titles office.
8. Development Permit RequirementsThe parcels outside the CD zone fall within the DPA 1 - Watercourse Protection and DPA3 -Ste^ Slopes Protection Development Permit Area(s) pureuant to the District ofLant^Ue Official Community Plan Bylaw No. 50, 2005. A development permit isrequired to be issued and any conditions of the permit must be met prior to consideration offinal approval.
9. Site Profile
The submission of a site profile as per Sec. 85.1 of the Land Title Act, and as described inSec. 40 of the Environmental Management Act is to be submitted to this office.
10. Provision of Park Land
Parkland - 730 acres to be dedicated as per the condition of the Section 219 covenant(FB055607) registered on title. In reception that there may be future adjustments to thepark boundaries, parkland shall be provided as a fee simple parcel dedicated to the Districtof Lantzville.
11. Latecomers AgreementPursuant to section 939 of the Local Government Act,
5. TAXES AND OTHER ASSOCIATED COSTS CONDITIONS ANDREQUIREMENTS
1. Taxes and BillingsConfirmation that any outstanding accounts receivable, including property taxes, user rates,billings, etc. are paid in full prior to submission for approval of the subdivision plan.
2. The Applicant shaU pay any third party consulting costs associated with the review andapproval of this subdivision application. All costs shall be paid in full prior to finalapproval of any part of the subdivision.
3. The Applicant, prior to any construction works on District of Lantzville Property, isrequired to enter a Works and Services Agreement with the District of Lantzville as perSection 5.a; "Deposits within the municipdity a security, in a form compliant withSchedule G, section 10. 1, a, b, c, of Bylaw 55 in the amount of 125% of the estimated costof the works"; and 5.b; "Enters into a Works and Services Agreement with theMunicipdity substantially in the form of Schedule G", of the District of LantzvilleSubdivision and Development Bylaw 55.
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3. The Applicant shall pay to the Municipality an administration and inspection fee equal to4.5% of the estimated cost of the Works and Services certified by the owner's professionalengineer up to a value of $500,000, plus 2.5% of such estimate over $500,000, up to$ 1,000,000, plus 1.5% of such estimate over $ 1,000,000.
Any and all costs associated with the subdivision not identified in Works and ServicesAgreement or in Bylaw 55, including any legal or other costs incurred by the District ofLantzville will be tiie responsibility of the applicant. Any costs incurred by the Districtrelating to this application will be made available to the applicant and are to be paid in fullprior to final approval.
If you have any questions, please contact me at 250.390.4006.
Sincerely
Fred Manson
Subdivision Approving OfficerDistrict of Lantzville
File: 3320-20-15-1
Attachments -
No.l - Proposed Plan of Subdivision of prepared by Herold Engineering, and dated October 25,2016
No.2 - Technical Memorandum No. 2
No.3 - DCC calculations
Cc: Fred Spears, Director of Public WorksFrank Limshue, Community Planner
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DISTRICT
—OF—
LANTZVILLE
DISTRICT OF LANTZVILLE
ZONINGByUWN0.60L2005
L«g(fld
Disticta(Lant»ISo
BylM 60 Zeiw Bcoidtncs
REGIONAL DISTRICT OF NANAIMO
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